/* J&B Real Estate Group — main stylesheet */
:root{
  --ink:#0e1a2b;--ink2:#15243a;--ink3:#1f3150;--brass:#c08a4b;--brass2:#dcb27c;--brass-d:#9c6d35;
  --paper:#f7f5f1;--paper2:#efebe3;--line:#e5dfd3;--text:#1b2433;--muted:#5f6878;--white:#fff;
  --ok:#1d7a46;--red:#b8412f;
  --r:18px;--r-s:12px;--sh:0 24px 60px -24px rgba(14,26,43,.28);--sh-s:0 10px 30px -14px rgba(14,26,43,.25);
  --f:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --wrap:1240px;--hdr:76px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;overflow-x:clip}
body{margin:0;font-family:var(--f);font-size:16.5px;line-height:1.65;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3{font-family:var(--f);line-height:1.12;letter-spacing:-.025em;margin:0 0 .5em;color:var(--ink);font-weight:800}
h1{font-size:clamp(2.3rem,5.2vw,4.1rem)}
h2{font-size:clamp(1.8rem,3.4vw,2.7rem)}
h3{font-size:1.2rem;letter-spacing:-.01em;font-weight:700}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.wrap.narrow{max-width:820px}
.ic{flex:none;vertical-align:middle}
.sr,.hp{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;background:var(--brass);color:#111;padding:8px 14px;border-radius:8px;z-index:200}.skip:focus{left:8px}
:focus-visible{outline:3px solid var(--brass);outline-offset:2px;border-radius:6px}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:14px 24px;border-radius:999px;font-weight:700;font-size:.95rem;letter-spacing:.01em;border:1.5px solid transparent;cursor:pointer;transition:transform .2s,background .2s,color .2s,border-color .2s,box-shadow .2s;white-space:nowrap;line-height:1.2}
.btn:hover{transform:translateY(-1px)}
.btn-sm{padding:10px 18px;font-size:.88rem}
.btn-gold{background:var(--brass);color:#16110a}.btn-gold:hover{background:var(--brass2);box-shadow:0 12px 28px -12px rgba(192,138,75,.7)}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:var(--ink3)}
.btn-line{border-color:var(--ink);color:var(--ink);background:transparent}.btn-line:hover{background:var(--ink);color:#fff}
.btn-line-l{border-color:rgba(255,255,255,.35);color:#fff;background:rgba(255,255,255,.04)}.btn-line-l:hover{border-color:#fff;background:rgba(255,255,255,.1)}
.btn-ghost{background:transparent;color:var(--muted);border-color:var(--line)}
.btn-wa{background:#1fae5b;color:#fff}.btn-wa:hover{background:#18924b}
.btn[disabled]{opacity:.6;pointer-events:none}
.more-l{display:inline-flex;align-items:center;gap:6px;font-weight:700;color:var(--brass-d);font-size:.92rem}.more-l:hover{gap:10px}

/* ---------- top bar + header ---------- */
.topbar{background:var(--ink);color:#c3cad6;font-size:.8rem}
.topbar-in{display:flex;justify-content:space-between;align-items:center;gap:16px;min-height:38px}
.tb-l{display:flex;align-items:center;gap:8px;color:#9aa5b8}.tb-l .ic{color:var(--brass)}
.tb-r{display:flex;align-items:center;gap:20px}.tb-r a{display:inline-flex;align-items:center;gap:6px}.tb-r a:hover{color:#fff}
.lang{display:inline-flex;gap:2px;background:rgba(255,255,255,.07);border-radius:99px;padding:3px}
.lang a{padding:2px 10px;border-radius:99px;font-weight:700;font-size:.74rem;letter-spacing:.06em}
.lang a.on{background:var(--brass);color:#16110a}
.hdr{position:sticky;top:0;z-index:60;background:rgba(247,245,241,.92);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid transparent;transition:border-color .3s,box-shadow .3s}
.hdr.scrolled{border-color:var(--line);box-shadow:0 8px 30px -20px rgba(14,26,43,.35)}
.hdr-in{display:flex;align-items:center;justify-content:space-between;height:var(--hdr);gap:24px}
.brand{color:var(--ink);display:flex}
.logo{height:48px;width:auto}
.nav{display:flex;gap:4px}
.nav a{padding:9px 13px;border-radius:99px;font-weight:600;font-size:.92rem;color:#2c3546;transition:.2s}
.nav a:hover,.nav a[aria-current]{background:var(--paper2);color:var(--ink)}
.hdr-cta{display:flex;gap:10px;align-items:center}
.burger{display:none;background:none;border:0;padding:8px;cursor:pointer;color:var(--ink)}
.drawer{position:fixed;inset:0;z-index:100;background:rgba(8,14,24,.55);backdrop-filter:blur(4px)}
.drawer-in{position:absolute;right:0;top:0;bottom:0;width:min(400px,88vw);background:var(--ink);color:#fff;padding:70px 28px 28px;display:flex;flex-direction:column;gap:22px;overflow:auto;animation:slide .3s ease}
@keyframes slide{from{transform:translateX(30px);opacity:0}}
.drawer-x{position:absolute;top:16px;right:16px;background:none;border:0;color:#fff;cursor:pointer;padding:6px}
.drawer nav{display:flex;flex-direction:column}
.drawer nav a{padding:13px 0;border-bottom:1px solid rgba(255,255,255,.08);font-size:1.15rem;font-weight:700}
.drawer-c{display:flex;flex-direction:column;gap:14px;margin-top:auto;color:#c9d0dc}.drawer-c a{display:flex;gap:10px;align-items:center}

/* ---------- shared section bits ---------- */
.sec{padding:96px 0}
.sec-h{margin-bottom:44px;max-width:680px}
.sec-h.center{text-align:center;margin-left:auto;margin-right:auto}
.sec-h.row{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;max-width:none}
.sec-h.row>div{max-width:640px}.sec-h p{color:var(--muted);font-size:1.05rem;margin:0}
.eye{display:inline-flex;align-items:center;gap:8px;font-size:.76rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-d);margin-bottom:14px}
.eye::before{content:"";width:22px;height:2px;background:currentColor;border-radius:2px}
.eye-l{color:var(--brass2)}
.lead{font-size:1.14rem;color:var(--muted);max-width:620px}
.note{font-size:.84rem;color:var(--muted);margin-top:26px}.note.center{text-align:center}
.h-s{font-size:1.25rem}
.ticks{list-style:none;padding:0;margin:20px 0 0;display:grid;gap:12px}
.ticks li{display:flex;gap:12px;align-items:flex-start;font-weight:600}
.ticks .ic{color:var(--brass);background:rgba(192,138,75,.14);border-radius:50%;padding:3px;width:26px;height:26px;margin-top:-1px}
.pills{list-style:none;display:flex;flex-wrap:wrap;gap:8px;padding:0;margin:22px 0 28px}
.pills li{padding:8px 15px;border:1px solid var(--line);border-radius:99px;font-size:.86rem;font-weight:700;background:#fff}
.crumbs{font-size:.84rem;color:var(--muted);margin-bottom:22px}.crumbs a:hover{color:var(--brass-d)}
.crumbs-l{color:#aeb7c6}.crumbs-l a:hover{color:#fff}

/* ---------- hero ---------- */
.hero{background:radial-gradient(900px 600px at 20% -20%,#1d3152 0,transparent 60%),var(--ink);color:#fff;overflow:hidden;position:relative}

.hero-in{display:block;position:relative;z-index:2;padding-top:130px;padding-bottom:130px;min-height:720px}
.hero-bg{position:absolute;inset:0;z-index:0}.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:60% 55%}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(14,26,43,.96) 0,rgba(14,26,43,.86) 38%,rgba(14,26,43,.35) 68%,rgba(14,26,43,.15)),linear-gradient(0deg,rgba(14,26,43,.75) 0,rgba(14,26,43,0) 30%)}
.hero-txt{max-width:min(700px,calc(60vw - 120px));position:relative;z-index:2}
.hero h1{color:#fff;font-size:clamp(2.5rem,5.6vw,4.6rem);max-width:12ch}
.hero .lead{color:#b9c2d1;margin-bottom:30px}
.hero-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:22px}
.hero-stats{list-style:none;display:flex;gap:38px;padding:0;margin:40px 0 0;border-top:1px solid rgba(255,255,255,.1);padding-top:26px}
.hero-stats b{display:block;font-size:1.5rem;color:#fff;letter-spacing:-.02em}.hero-stats span{font-size:.82rem;color:#99a4b6}







/* ---------- search ---------- */
.search{display:grid;grid-template-columns:1.5fr 1.15fr 1.05fr .6fr auto;gap:0;background:#fff;border-radius:18px;padding:8px;box-shadow:var(--sh);color:var(--text);max-width:760px}
.sf{display:flex;flex-direction:column;padding:6px 14px;border-right:1px solid var(--line);min-width:0}
.sf span{font-size:.68rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.sf select{border:0;background:transparent;padding:2px 18px 2px 0;font-weight:700;font-size:.95rem;appearance:none;-webkit-appearance:none;cursor:pointer;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%235f6878' stroke-width='2.5'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") right center no-repeat;min-width:0;width:100%;text-overflow:ellipsis}
.sf select:focus{outline:none}
.sf:nth-last-child(2){border-right:0}
.sf-go{border-radius:12px;padding:0 22px;margin-left:6px}
.search-c{max-width:none;box-shadow:var(--sh-s);border:1px solid var(--line)}

/* ---------- proof strip ---------- */
.proof{background:var(--ink2);color:#cdd4df;border-top:1px solid rgba(255,255,255,.06)}
.proof-in{display:flex;justify-content:space-between;flex-wrap:wrap;gap:16px 30px;padding:22px 28px;font-weight:700;font-size:.92rem}
.proof-in span{display:flex;align-items:center;gap:10px}.proof-in .ic{color:var(--brass)}

/* ---------- listing cards ---------- */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.lcard{position:relative;background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);transition:transform .3s,box-shadow .3s;display:flex;flex-direction:column}
.lcard:hover{transform:translateY(-4px);box-shadow:var(--sh)}
.lcard-img{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:var(--paper2)}
.lcard-img img{width:100%;height:100%;object-fit:cover;transition:transform .7s}
.lcard:hover .lcard-img img{transform:scale(1.05)}
.lcard.is-sold .lcard-img img{filter:saturate(.6)}
.badge{position:absolute;top:14px;left:14px;padding:6px 12px;border-radius:99px;font-size:.72rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase;background:#fff;color:var(--ink);z-index:2}
.b-new{background:var(--brass);color:#16110a}.b-sold{background:var(--ink);color:#fff}.b-cond{background:#5b3e1c;color:#fff}.b-lease{background:#2d4c86;color:#fff}.b-coming{background:#fff;color:var(--brass-d)}
.lcard-n{position:absolute;right:12px;bottom:12px;background:rgba(14,26,43,.75);color:#fff;font-size:.75rem;font-weight:700;padding:4px 9px;border-radius:8px;display:flex;gap:5px;align-items:center}
.save{position:absolute;top:12px;right:12px;z-index:3;width:40px;height:40px;border-radius:50%;border:0;background:rgba(255,255,255,.92);color:var(--ink);display:grid;place-items:center;cursor:pointer;transition:.2s}
.save:hover{transform:scale(1.08)}.save.on,.icon-btn.on{color:var(--red)}.save.on .ic path,.icon-btn.on .ic path{fill:currentColor}
.lcard-b{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}
.lcard-p{font-size:1.55rem;font-weight:800;letter-spacing:-.03em;color:var(--ink);line-height:1.1}
.lcard h3{font-size:1.02rem;font-weight:700;margin:8px 0 6px;line-height:1.35}.lcard h3 a:hover{color:var(--brass-d)}
.lcard-a{display:flex;gap:6px;align-items:center;font-size:.88rem;color:var(--muted);margin:0 0 14px}
.lcard-f{list-style:none;display:flex;gap:16px;padding:14px 0 0;margin:auto 0 0;border-top:1px solid var(--line);font-size:.88rem;font-weight:700;color:#354052;flex-wrap:wrap}
.lcard-f li{display:flex;gap:6px;align-items:center}.lcard-f .ic{color:var(--brass-d)}
.lcard-brok{margin:10px 0 0;font-size:.72rem;color:var(--muted);letter-spacing:.02em}.lp-brok{margin:6px 0 0;font-size:.85rem;color:var(--muted)}.lp-brok b{color:var(--text)}
.lcard-t{position:absolute;top:calc(75% * 0 + 14px);display:none}

/* ---------- valuation band ---------- */
.val{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.val::before{content:"";position:absolute;width:700px;height:700px;border-radius:50%;background:radial-gradient(circle,rgba(192,138,75,.18),transparent 65%);left:-200px;top:-250px}
.val-in{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center;position:relative}
.val h2,.hv h1{color:#fff}.val .lead,.hv .lead{color:#b9c2d1}.val .ticks li,.hv .ticks li{color:#e4e8ee}

/* ---------- forms ---------- */
.lead-form{position:relative;background:#fff;color:var(--text);border-radius:22px;padding:30px;box-shadow:var(--sh);display:grid;grid-template-columns:1fr 1fr;gap:14px 16px;align-content:start}
.lead-form .full,.lead-form>fieldset,.lead-form .vf-head{grid-column:1/-1}
.lead-form fieldset{border:0;padding:0;margin:0;display:none;grid-template-columns:1fr 1fr;gap:14px 16px}
.lead-form fieldset.on{display:grid}
.fl{display:flex;flex-direction:column;gap:6px;min-width:0}
.fl>span{font-size:.78rem;font-weight:700;color:#3b4557;display:flex;justify-content:space-between}
.fl input,.fl select,.fl textarea{width:100%;border:1.5px solid var(--line);background:var(--paper);border-radius:12px;padding:12px 14px;font-size:.96rem;transition:border-color .2s,background .2s}
.fl input:focus,.fl select:focus,.fl textarea:focus{outline:none;border-color:var(--brass);background:#fff}
.fl .bad,.fl input.bad{border-color:var(--red)}
.fl textarea{resize:vertical;min-height:96px}
.vf-head h3{font-size:1.45rem;margin-bottom:4px}.vf-head p{color:var(--muted);font-size:.9rem;display:flex;justify-content:space-between;margin:0 0 10px}
.vf-bar{height:4px;background:var(--paper2);border-radius:4px;overflow:hidden}.vf-bar i{display:block;height:100%;width:50%;background:var(--brass);transition:width .4s}
.vf-act{display:flex;gap:10px}.vf-act .btn-gold{flex:1}
.fine{font-size:.78rem;color:var(--muted);display:flex;gap:6px;align-items:center;margin:0}
.form-err{grid-column:1/-1;margin:0;color:var(--red);font-weight:600;font-size:.88rem}
.form-ok{position:absolute;inset:0;background:#fff;border-radius:inherit;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:30px;z-index:5;animation:fade .4s}
.form-ok[hidden]{display:none}
@keyframes fade{from{opacity:0;transform:scale(.98)}}
.ok-ic{width:64px;height:64px;border-radius:50%;background:rgba(29,122,70,.12);color:var(--ok);display:grid;place-items:center;margin-bottom:14px}
.form-ok p{color:var(--muted);max-width:340px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip input{position:absolute;opacity:0}.chip span{display:inline-block;padding:9px 15px;border-radius:99px;border:1.5px solid var(--line);font-size:.86rem;font-weight:700;cursor:pointer;transition:.2s}
.chip input:checked+span{background:var(--ink);border-color:var(--ink);color:#fff}.chip input:focus-visible+span{outline:3px solid var(--brass)}
.chk{display:flex;gap:9px;align-items:center;font-size:.88rem;font-weight:600;cursor:pointer}.chk input{width:18px;height:18px;accent-color:var(--brass)}

/* ---------- about teaser ---------- */
.about-in{display:grid;grid-template-columns:.85fr 1.15fr;gap:72px;align-items:center}
.about-ph{border-radius:var(--r);overflow:hidden;aspect-ratio:4/5;background:var(--paper2);box-shadow:var(--sh)}
.about-ph img{width:100%;height:100%;object-fit:cover;object-position:50% 10%}
.quote{font-size:1.35rem;font-weight:700;letter-spacing:-.015em;color:var(--ink);line-height:1.45;border-left:3px solid var(--brass);padding-left:20px;margin:6px 0 22px}
.about-txt>p{color:#465063}

/* ---------- neighbourhoods ---------- */
.hoods{background:#fff}
.hgrid{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:250px;gap:18px}
.hcard{position:relative;border-radius:var(--r);overflow:hidden;background:var(--ink);color:#fff;display:flex;align-items:flex-end}
.hcard.big{grid-column:span 2;grid-row:span 2}
.hcard img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s;opacity:.85}
.hcard::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(10,18,32,.88))}
.hcard:hover img{transform:scale(1.06)}
.hcard-b{position:relative;z-index:2;padding:22px}
.hcard h3{color:#fff;font-size:1.35rem;margin-bottom:4px}.hcard.big h3{font-size:2rem}
.hcard p{font-size:.88rem;color:#d3d9e3;margin:0 0 8px;display:none}.hcard.big p{display:block;max-width:440px}
.hcard-b span{font-size:.78rem;font-weight:700;color:var(--brass2);letter-spacing:.04em}

/* ---------- services ---------- */
.sgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.sgrid.four{grid-template-columns:repeat(4,1fr)}
.scard{position:relative;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:30px;transition:.3s}
a.scard:hover{border-color:var(--brass);transform:translateY(-3px);box-shadow:var(--sh-s)}
.sic{display:inline-grid;place-items:center;width:52px;height:52px;border-radius:14px;background:var(--paper);color:var(--brass-d);margin-bottom:18px}
.scard p{color:var(--muted);font-size:.95rem;margin:0}
.scard .more{position:absolute;right:24px;top:30px;color:var(--line);transition:.3s}a.scard:hover .more{color:var(--brass)}
.serv{background:var(--paper)}

/* ---------- reviews ---------- */
.reviews{background:var(--paper2)}
.rgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.rcard{margin:0;background:#fff;border-radius:var(--r);padding:30px;display:flex;flex-direction:column;border:1px solid var(--line)}
.stars{display:flex;gap:2px;color:var(--brass);margin-bottom:14px}.stars .ic path{fill:currentColor}
.rcard blockquote{margin:0 0 22px;font-size:1.02rem;color:#2a3446;flex:1}
.rcard figcaption b{display:block;color:var(--ink)}.rcard figcaption span{font-size:.84rem;color:var(--muted)}

/* ---------- posts ---------- */
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.pcard{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);display:flex;flex-direction:column}
.pcard-img{display:block;aspect-ratio:16/10;overflow:hidden;background:var(--paper2)}.pcard-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.pcard:hover .pcard-img img{transform:scale(1.05)}
.pcard-b{padding:22px;display:flex;flex-direction:column;flex:1}.pcard time{font-size:.8rem;color:var(--muted);font-weight:700}
.pcard h3{margin:6px 0 8px;font-size:1.15rem}.pcard h3 a:hover{color:var(--brass-d)}.pcard p{color:var(--muted);font-size:.93rem;flex:1}
.ins{background:#fff}

/* ---------- FAQ ---------- */
.faq-in{display:grid;grid-template-columns:.8fr 1.2fr;gap:64px;align-items:start}
.faq .sec-h p{margin-bottom:24px}
.acc details{border-bottom:1px solid var(--line);padding:6px 0}
.acc summary{list-style:none;cursor:pointer;padding:16px 40px 16px 0;font-weight:700;font-size:1.06rem;position:relative;color:var(--ink)}
.acc summary::-webkit-details-marker{display:none}
.acc summary::after{content:"";position:absolute;right:6px;top:50%;width:12px;height:12px;border-right:2px solid var(--brass-d);border-bottom:2px solid var(--brass-d);transform:translateY(-70%) rotate(45deg);transition:.3s}
.acc details[open] summary::after{transform:translateY(-30%) rotate(-135deg)}
.acc p{color:var(--muted);padding:0 30px 14px 0;margin:0}

/* ---------- CTA band ---------- */
.ctaband{background:var(--brass);color:#16110a}
.ctaband-in{display:flex;align-items:center;gap:28px;padding:44px 28px}
.ctaband img{width:88px;height:88px;border-radius:50%;object-fit:cover;border:3px solid rgba(255,255,255,.6);flex:none}
.ctaband h2{font-size:clamp(1.4rem,2.6vw,2rem);margin-bottom:4px;color:#16110a}.ctaband p{margin:0;color:#3a2a14}
.ctaband-b{margin-left:auto;display:flex;gap:10px;flex-wrap:wrap}
.ctaband .btn-gold{background:var(--ink);color:#fff}.ctaband .btn-gold:hover{background:var(--ink3);box-shadow:none}
.ctaband .btn-line-l{border-color:rgba(22,17,10,.4);color:#16110a}.ctaband .btn-line-l:hover{background:rgba(22,17,10,.08)}

/* ---------- footer ---------- */
.ftr{background:var(--ink);color:#aab4c4;font-size:.92rem;padding:76px 0 30px}
.ftr .brand{color:#f7f5f1;margin-bottom:18px;--logo-acc:#DCB27C}
.ftr-top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.4fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.08)}
.ftr h3{color:#fff;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:18px}
.ftr-top>div>a{display:flex;align-items:center;gap:8px;padding:5px 0}.ftr a:hover{color:#fff}
.ftr-brand p{max-width:330px}.ftr-q{color:var(--brass2);font-weight:700}
.ftr-c .ic{color:var(--brass)}.ftr-brok{display:flex;gap:8px;padding-top:6px;font-size:.85rem}
.ftr-bot{padding-top:26px}.disc{font-size:.76rem;color:#7c889b;max-width:980px}
.ftr-legal{display:flex;flex-wrap:wrap;gap:12px 26px;font-size:.82rem;align-items:center}
.ftr-legal .lang{background:none;padding:0}.ftr-legal .lang a{padding:0;font-size:.82rem;letter-spacing:0;font-weight:500}
.mbar{display:none}

/* ---------- page heroes ---------- */
.phero{background:var(--ink);color:#fff;padding:84px 0 76px;position:relative;overflow:hidden}
.phero h1{color:#fff;max-width:18ch}.phero .lead{color:#b9c2d1}
.phero-s{padding:70px 0 60px}.phero-s h1{font-size:clamp(2.1rem,4.4vw,3.4rem)}
.phero-img{background:linear-gradient(90deg,rgba(14,26,43,.95) 0,rgba(14,26,43,.78) 45%,rgba(14,26,43,.35)),var(--bg,none) center/cover,var(--ink);padding:110px 0 100px}
.phero-img .search{margin-top:30px}
.phero-tag{display:inline-block;margin-top:8px;padding:8px 16px;border-radius:99px;background:rgba(255,255,255,.1);font-size:.9rem}.phero-tag b{color:var(--brass2)}

/* ---------- listings archive ---------- */
.lsearch{padding-top:0}
.lbar{margin-top:-34px;position:relative;z-index:5;margin-bottom:34px}
.lbar .search{grid-template-columns:1.4fr 1fr 1fr .7fr auto}
.lmeta{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-bottom:26px}
.lmeta p{margin:0;color:var(--muted)}.lmeta p b{color:var(--ink);font-size:1.1rem}.lmeta p a{color:var(--brass-d);font-weight:700}
.lchips{display:flex;gap:8px;align-items:center;flex-wrap:wrap}
.chipl{padding:8px 15px;border-radius:99px;border:1.5px solid var(--line);font-size:.86rem;font-weight:700;background:#fff}.chipl.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.lsort select{border:1.5px solid var(--line);border-radius:99px;padding:8px 14px;background:#fff;font-weight:700;font-size:.86rem;cursor:pointer}
.empty{text-align:center;padding:60px 20px;background:#fff;border-radius:var(--r);border:1px dashed var(--line);color:var(--muted)}.empty .ic{margin:0 auto 12px;color:var(--brass)}
.empty p{max-width:520px;margin:0 auto}
.pager{display:flex;justify-content:center;gap:8px;margin-top:40px}
.pager .page-numbers{min-width:42px;height:42px;display:grid;place-items:center;border-radius:12px;background:#fff;border:1px solid var(--line);font-weight:700}
.pager .current{background:var(--ink);color:#fff;border-color:var(--ink)}
.alert-s{background:var(--ink);color:#fff}
.alert-in{display:grid;grid-template-columns:1fr 1.1fr;gap:56px;align-items:center}
.alert-s h2{color:#fff}.alert-s .lead{color:#b9c2d1}
.guide{background:#fff}
.guide-in{display:grid;grid-template-columns:.8fr 1.2fr;gap:60px;align-items:start}
.ticks.dark li{color:var(--text)}
.gcards{display:grid;gap:16px}
.gcard{background:var(--paper);border-radius:var(--r);padding:24px 26px;display:grid;grid-template-columns:auto 1fr;gap:4px 18px}
.gcard .ic{grid-row:span 2;color:var(--brass-d);margin-top:2px}.gcard h3{margin:0}.gcard p{margin:0;color:var(--muted);font-size:.95rem}

/* ---------- single listing ---------- */
.lp{padding:30px 0 90px}
.gal{position:relative;display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:240px 240px;gap:10px;border-radius:22px;overflow:hidden;margin-bottom:38px}
.gal-i{border:0;padding:0;cursor:zoom-in;overflow:hidden;background:var(--paper2);position:relative}
.gal-i img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.gal-i:hover img{transform:scale(1.04)}
.gal-0{grid-row:span 2}
.gal .badge{top:18px;left:18px}
.gal-all{position:absolute;right:16px;bottom:16px;border:0;background:#fff;border-radius:99px;padding:10px 16px;font-weight:700;font-size:.86rem;display:flex;gap:7px;align-items:center;cursor:pointer;box-shadow:var(--sh-s)}
.lp-grid{display:grid;grid-template-columns:1fr 400px;gap:56px;align-items:start}
.lp-head{display:flex;justify-content:space-between;gap:20px;align-items:flex-start}
.lp-price{font-size:clamp(2.2rem,4.4vw,3.2rem);font-weight:800;letter-spacing:-.035em;color:var(--ink);line-height:1}
.lp h1{font-size:clamp(1.3rem,2.2vw,1.7rem);margin:12px 0 8px;letter-spacing:-.015em}
.lp-addr{display:flex;gap:7px;align-items:center;color:var(--muted);margin:0}
.lp-tools{display:flex;gap:8px}
.icon-btn{width:46px;height:46px;border-radius:50%;border:1.5px solid var(--line);background:#fff;display:grid;place-items:center;cursor:pointer;transition:.2s}.icon-btn:hover{border-color:var(--ink)}
.oh{display:inline-flex;gap:8px;align-items:center;margin-top:18px;padding:10px 16px;border-radius:12px;background:rgba(192,138,75,.13);color:#6d4a1f;font-size:.92rem}
.facts{list-style:none;display:grid;grid-template-columns:repeat(5,1fr);padding:0;margin:28px 0 10px;background:#fff;border:1px solid var(--line);border-radius:var(--r)}
.facts li{padding:20px 12px;text-align:center;border-right:1px solid var(--line);display:flex;flex-direction:column;align-items:center;gap:4px;min-width:0}.facts li:last-child{border:0}
.facts .ic{color:var(--brass-d)}.facts b{font-size:1.35rem;color:var(--ink);letter-spacing:-.02em;line-height:1.2}.facts b.sm{font-size:.95rem;line-height:1.3}
.facts span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:700}
.lp-main h2{font-size:1.55rem;margin:44px 0 14px}
.lp-desc{color:#3b4557;font-size:1.03rem}
.feats{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:12px 26px}
.feats li{display:flex;gap:10px;align-items:flex-start;font-weight:600}.feats .ic{color:#fff;background:var(--brass);border-radius:50%;padding:3px;width:22px;height:22px;margin-top:2px}
.dets{display:grid;grid-template-columns:1fr 1fr;gap:0 30px;margin:0}
.dets div{display:flex;justify-content:space-between;padding:13px 0;border-bottom:1px solid var(--line);gap:16px}.dets dt{color:var(--muted)}.dets dd{margin:0;font-weight:700;text-align:right}
.lmap{border-radius:var(--r);overflow:hidden;border:1px solid var(--line);height:340px;background:var(--paper2)}.lmap iframe{width:100%;height:100%;border:0}
.vid{aspect-ratio:16/9;border-radius:var(--r);overflow:hidden}.vid iframe{width:100%;height:100%}
.mort{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:26px;display:grid;grid-template-columns:1.2fr 1fr;gap:26px}
.mort-in{display:grid;grid-template-columns:1fr 1fr;gap:14px 16px;align-content:start}.mort-in .chk{grid-column:1/-1}
.mort input[type=range]{padding:0;accent-color:var(--brass);height:44px;border:0;background:none}
.mort-out{background:var(--ink);color:#fff;border-radius:16px;padding:24px;display:flex;flex-direction:column;justify-content:center}
.mort-out>span{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:#a6b0c1;font-weight:700}
.mort-out>b{font-size:2.5rem;letter-spacing:-.03em;color:var(--brass2);line-height:1.1;margin:6px 0 2px}
.mort-out small{color:#a6b0c1;min-height:1.2em;font-size:.78rem}
.mort-row{display:flex;justify-content:space-between;border-top:1px solid rgba(255,255,255,.1);padding-top:10px;margin-top:12px;font-size:.9rem;color:#c6cdd8}.mort-row b{color:#fff}
.mort .fine{grid-column:1/-1}
.lp-side{position:sticky;top:calc(var(--hdr) + 20px)}
.box{background:#fff;border:1px solid var(--line);border-radius:22px;padding:26px;box-shadow:var(--sh-s)}
.agent{display:flex;gap:14px;align-items:center;margin-bottom:18px}
.agent img{width:60px;height:60px;border-radius:50%;object-fit:cover;border:2px solid var(--brass)}
.agent b{display:block;color:var(--ink);font-size:1.05rem}.agent small{display:block;color:var(--muted);font-size:.8rem}
.agent.big img{width:84px;height:84px}.agent.big b{font-size:1.3rem}
.tabs{display:grid;grid-template-columns:1fr 1fr;background:var(--paper);border-radius:12px;padding:4px;margin-bottom:16px}
.tabs button{border:0;background:none;padding:10px;border-radius:9px;font-weight:700;font-size:.88rem;cursor:pointer;color:var(--muted)}.tabs button.on{background:#fff;color:var(--ink);box-shadow:0 2px 8px rgba(14,26,43,.08)}
.sform{display:flex;flex-direction:column;gap:12px;padding:0;box-shadow:none;border-radius:0}
.sform .sub{font-size:.88rem;color:var(--muted);margin:0}
.dates{display:grid;grid-template-columns:repeat(7,1fr);gap:6px}
.date input{position:absolute;opacity:0}
.date span{display:flex;flex-direction:column;align-items:center;padding:8px 0;border:1.5px solid var(--line);border-radius:12px;cursor:pointer;transition:.2s;line-height:1.2}
.date small{font-size:.64rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted);font-weight:700}.date b{font-size:1.05rem;color:var(--ink)}
.date input:checked+span{border-color:var(--ink);background:var(--ink)}.date input:checked+span *{color:#fff}
.date input:focus-visible+span{outline:3px solid var(--brass)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:8px}.two .btn{padding:12px 10px;font-size:.88rem}
.sim{margin-top:90px}.sim h2{margin-bottom:28px}
.lbx{position:fixed;inset:0;z-index:150;background:rgba(6,10,18,.94);display:flex;align-items:center;justify-content:center}
.lbx[hidden]{display:none}
.lbx figure{margin:0;max-width:92vw;max-height:86vh;text-align:center}.lbx img{max-height:80vh;width:auto;margin:0 auto;border-radius:10px}
.lbx figcaption{color:#9aa5b8;font-size:.86rem;margin-top:12px}
.lbx button{position:absolute;background:rgba(255,255,255,.08);border:0;color:#fff;cursor:pointer;border-radius:50%;width:54px;height:54px;font-size:2rem;display:grid;place-items:center}
.lbx-x{top:18px;right:18px}.lbx-p{left:18px;top:50%;transform:translateY(-50%)}.lbx-n{right:18px;top:50%;transform:translateY(-50%)}

/* ---------- buy / sell / about / contact ---------- */
.steps-s{background:#fff}
.steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:18px;counter-reset:s}
.steps li{padding:26px;border-radius:var(--r);background:var(--paper);position:relative}
.steps li>span{font-size:.84rem;font-weight:800;color:var(--brass-d);letter-spacing:.1em}
.steps h3{margin:10px 0 8px}.steps p{color:var(--muted);font-size:.93rem;margin:0}
.mkt{background:var(--paper)}
.hv{background:var(--ink);color:#fff;padding:80px 0 96px;position:relative;overflow:hidden}
.hv::before{content:"";position:absolute;width:800px;height:800px;border-radius:50%;background:radial-gradient(circle,rgba(192,138,75,.16),transparent 65%);right:-300px;top:-300px}
.hv-in{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center;position:relative}
.hv h1{font-size:clamp(2.2rem,4.4vw,3.5rem)}
.hv-agent{display:flex;gap:14px;align-items:center;margin-top:34px;padding:16px;border-radius:16px;background:rgba(255,255,255,.06);max-width:400px}
.hv-agent img{width:64px;height:64px;border-radius:50%;object-fit:cover;border:2px solid var(--brass)}
.hv-agent b{display:block}.hv-agent span{display:block;font-size:.82rem;color:#a6b0c1}.hv-agent a{color:var(--brass2);font-weight:700}
.abh{background:var(--ink);color:#fff;padding:70px 0 90px}
.abh-in{display:grid;grid-template-columns:.85fr 1.15fr;gap:72px;align-items:start}
.abh-ph{border-radius:240px 240px 22px 22px;overflow:hidden;aspect-ratio:3/4;position:sticky;top:calc(var(--hdr) + 24px);background:#2a3952}
.abh-ph img{width:100%;height:100%;object-fit:cover;object-position:50% 8%}
.abh h1{color:#fff}.abh .quote{color:#fff;border-color:var(--brass)}.abh-txt p{color:#c2cad7;font-size:1.05rem}
.sig{font-weight:800;color:var(--brass2)!important;margin-top:24px}
.brok{background:#fff}
.brok-in{display:grid;grid-template-columns:1.2fr 1fr;gap:60px;align-items:center}.brok-in p{color:var(--muted)}
.brok-c{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.brok-c li{display:flex;justify-content:space-between;padding:18px 22px;background:var(--paper);border-radius:14px;gap:16px}.brok-c span{color:var(--muted)}.brok-c a{font-weight:800;color:var(--ink)}
.contact-in{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.cinfo{display:grid;gap:12px}
.crow{display:flex;gap:16px;align-items:center;padding:18px 20px;background:#fff;border:1px solid var(--line);border-radius:16px;transition:.2s}
a.crow:hover{border-color:var(--brass);transform:translateX(3px)}
.crow .ic{color:var(--brass-d)}.crow small{display:block;color:var(--muted);font-size:.8rem}.crow b{color:var(--ink)}
.contact .box .lead-form{box-shadow:none;padding:0}
.nlist{display:grid;gap:28px}
.nrow{display:grid;grid-template-columns:1fr 1.1fr;gap:0;background:#fff;border-radius:22px;overflow:hidden;border:1px solid var(--line)}
.nrow:nth-child(even) .nrow-img{order:2}
.nrow-img{display:block;min-height:340px;background:var(--paper2);overflow:hidden}.nrow-img img{width:100%;height:100%;object-fit:cover;transition:transform .8s}.nrow:hover .nrow-img img{transform:scale(1.04)}
.nrow-b{padding:40px 44px;display:flex;flex-direction:column;justify-content:center}
.nrow h2{font-size:2rem}.nrow h2 a:hover{color:var(--brass-d)}.nrow-b>p{color:var(--muted)}
.nfacts{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin:4px 0 18px}.nfacts dt{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:800}.nfacts dd{margin:2px 0 0;font-weight:700;font-size:.92rem}
.nkids{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:20px}.nkids a{padding:6px 13px;border-radius:99px;background:var(--paper);font-size:.84rem;font-weight:700}.nkids a:hover{background:var(--ink);color:#fff}
.post-b{padding-top:50px;padding-bottom:80px}.post-img{border-radius:var(--r);margin-bottom:36px;width:100%}
.prose{font-size:1.08rem;color:#334}.prose h2{font-size:1.6rem;margin-top:1.6em}.prose a{color:var(--brass-d);text-decoration:underline;text-underline-offset:3px}
.post-agent{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-top:50px;flex-wrap:wrap}.post-agent .agent{margin:0}
.e404{min-height:60vh;display:flex;align-items:center}

/* ---------- reveal ---------- */
.rv{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s ease}.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important;scroll-behavior:auto!important}.rv{opacity:1;transform:none}}

/* ---------- responsive ---------- */
@media (max-width:1180px){
  .nav a{padding:9px 9px;font-size:.88rem}
  
}
@media (max-width:1060px){
  .nav,.hdr-cta .btn{display:none}.burger{display:block}
  .hero-in{padding-top:72px;padding-bottom:72px;min-height:0}.hero::before{background:linear-gradient(180deg,rgba(14,26,43,.88) 0,rgba(14,26,43,.8) 55%,rgba(14,26,43,.95))}
  .hero-txt{max-width:none}
  
  
  .lgrid,.rgrid,.pgrid{grid-template-columns:repeat(2,1fr)}
  .val-in,.about-in,.faq-in,.alert-in,.guide-in,.hv-in,.abh-in,.brok-in,.contact-in{grid-template-columns:1fr;gap:40px}
  .abh-ph{position:relative;top:0;max-width:440px}
  .about-ph{max-width:460px}
  .hgrid{grid-template-columns:repeat(2,1fr)}
  .sgrid,.sgrid.four{grid-template-columns:repeat(2,1fr)}
  .lp-grid{grid-template-columns:1fr}.lp-side{position:static}
  .ftr-top{grid-template-columns:1fr 1fr}
  .ctaband-in{flex-wrap:wrap}.ctaband-b{margin-left:0}
}
@media (max-width:760px){
  body{font-size:16px;padding-bottom:68px}
  .wrap{padding:0 18px}
  .sec{padding:68px 0}
  .tb-l,.tb-r .hide-s{display:none}.topbar-in{justify-content:flex-end}
  .logo{height:36px}
  :root{--hdr:66px}
  .sec-h.row{flex-direction:column;align-items:flex-start}
  .search,.lbar .search{grid-template-columns:1fr 1fr;padding:10px;gap:6px}
  .sf{border-right:0;background:var(--paper);border-radius:12px;padding:8px 12px}
  .sf-area{grid-column:1/-1}
  .sf-go{grid-column:1/-1;margin:4px 0 0;padding:14px}
  .hero h1{font-size:2.5rem}
  .hero-stats{gap:20px;justify-content:space-between}.hero-stats b{font-size:1.15rem}
  
  
  
  .lgrid,.rgrid,.pgrid,.sgrid,.sgrid.four{grid-template-columns:1fr}
  .hgrid{grid-template-columns:1fr;grid-auto-rows:210px}.hcard.big{grid-column:auto;grid-row:span 1}.hcard.big h3{font-size:1.5rem}.hcard.big p{display:none}
  .lead-form{grid-template-columns:1fr;padding:22px}.lead-form fieldset{grid-template-columns:1fr}
  .gal{grid-template-columns:1fr 1fr;grid-template-rows:240px 110px;margin-left:-18px;margin-right:-18px;border-radius:0}
  .gal-0{grid-column:1/-1;grid-row:auto}.gal-3,.gal-4{display:none}
  .facts{grid-template-columns:repeat(3,1fr)}.facts li:nth-child(3){border-right:0}.facts li:nth-child(n+4){border-top:1px solid var(--line)}.facts li:last-child{grid-column:span 1}
  .feats,.dets{grid-template-columns:1fr}
  .mort{grid-template-columns:1fr;padding:20px}
  .lp-head{flex-direction:column}
  .nrow{grid-template-columns:1fr}.nrow:nth-child(even) .nrow-img{order:0}.nrow-img{min-height:220px}.nrow-b{padding:26px}
  .ftr-top{grid-template-columns:1fr}
  .phero,.phero-img{padding:60px 0 56px}
  .lbar{margin-top:-26px}
  .ctaband-in{padding:36px 18px}
  .mbar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:70;background:var(--ink);padding:8px 8px calc(8px + env(safe-area-inset-bottom));gap:6px;box-shadow:0 -10px 30px rgba(0,0,0,.2)}
  .mbar a{display:flex;flex-direction:column;align-items:center;gap:2px;color:#fff;font-size:.72rem;font-weight:700;padding:6px;border-radius:12px}
  .mbar a.gold{background:var(--brass);color:#16110a}
}
@media (max-width:380px){.wrap{padding:0 16px}.hero h1{font-size:2.15rem}.dates{gap:4px}.date b{font-size:.95rem}}
@media print{.topbar,.hdr,.mbar,.ftr,.lp-side,.sim,.ctaband{display:none}}